HomeMy WebLinkAbout02/10/03HASTINGS
PLANNING COMMISSION
February 10, 2003
Regular Meeting
7:00 pm
Chairman Anderson called the meeting to order at 7:14 pm.
1. Roll Call
Commissioners Present: Alongi, Anderson, Greil, Michno, Truax, and Twedt
Commissioners Absent: Hollenbeck
Staff Present: Planning Director John Hinzman
2. Approve January 27, 2003 Planning Commission Minutes
Motion by Commissioner Truax, Second by Alongi to approve the Minutes of the
January 27, 2003 Planning Commission as presented by staff. Motion passed
unanimously.
Mississippi Office Park, Continued - Site Plan Review #2002-44 to construct a
17,600 square foot office building at the southwest corner of Pine Street and
Highway 55 by Siewert Construction.
Director Hinzman presented the staff report and background on the proposal.
Chairman Anderson asked if there was anyone present to speak to the item, no one
responded.
Commissioner Truax asked for further clarification on parking needs, and questioned the
comments of the Fire Marshall relating to building sprinklering and hydrant location. He
further stated some provisions of the conditions in Staff's memorandum seemed to be
duplicated and were confusing.
Chairman Anderson provided further explanation of the comments. He further stated the
architectural elevations required more fine tuning.
Director Hinzman provided clarification in the requirements for landscaping, and Public
Works Director approval of the Grading and Utility Plan. He further stated parking was
figured on the potential use of the building for 50 percent retail per the zoning district.
Dan Tilsen, GGG Engineering, Applicants Engineer stated he does not anticipate the
building to be near 50 percent retail.
Director Hinzman stated he would recommend additional parking be added, to provide the
most flexibility for leasing the building, but he would accept further clarification of uses by
the applicant, and base parking off of that.
Paul Siewert, Siewert Construction, stated he agreed the architectural elevations needed
further refinement.
Mr. Tilsen questioned the importance of boulevard tree plantings along Highway 55,
available options for retaining slopes of less than 4:1 as opposed to staff's recommendation
for constructing a retaining wall in areas proposed for future construction. He also
questioned the extra parking spaces recommended by staff. He stated the extra spaces
may make matching grades on the future second building difficult.
Commissioner Michno asked Mr. Tilsen if visibility was the issue for boulevard tree
plantings.
Mr. Tilsen questioned the need to acquire an easement from the School District in order to
discharge into the storm water infrastructure on their property. Staff had originally sought
only the approval of the School District, now they are asking for an easement.
Commissioner Greil asked what sort of risk does not having an easement pose to the City?
He is not in favor of requiring additional City provisions to protect the applicant, if we are not
at risk.
Chairman Anderson stated he thought the recommendation for an easement was good
planning. The agreement may be lost over time, or the property could change hands. The
easement better secures those rights.
Commissioner Alongi stated he believes the requirement for an easement is beyond what
we can require of the applicant.
Commissioner Michno asked if there was any specific reason why the applicant is taking
issue with the easement recommendation; wouldn't it be easier to just acquire the easement
Mr. Tilsen stated what if the school said no.
Planning Commission Action:
Commissioner Alongi moved and Commissioner Twedt seconded a motion to
recommend approval of the Site Plan of Mississippi Office Park located at the
southwest corner of Pine Street and Highway 55 subject to the following conditions:
1)
The "Concept Future Plan" must be relabeled "Site Plan" and include the name of the
property owner and applicant, and zoning (O-1 - General Office). Parking
calculations must also be revised to match the square feet of the proposed building.
2)
Architectural elevations must be submitted to conform to Waste Enclosure
requirements. All Waste enclosures must be fully enclosed with exterior materials to
match the primary building.
3) Expansion of the driveway entrance to Pine Street from 24 feet to 28 feet.
4)
Verification of adequate ingress and egress to the rear portion of the building by the
Fire Marshall.
5)
Parking needs shall be established assuming 50 percent of the building area
consists of retail or service uses, unless further delineation of uses is submitted, and
included on the Site Plan. Based upon a 17,600 square foot building, 74 parking
spaces are required.
6)
A designated off street loading area of at least 300 square feet must be identified on
the Site Plan and kept free of parking as stipulated in the Zoning Ordinance
7)
The architectural elevation must be modified to further segment horizontal and
vertical elevations to reduce the massive appearance. The use of variated brick
to create further horizontal and vertical elevation breaks should be examined. Brick
colors must be identified.
8) Further detail is needed on the appearance and color of the brick, EIFS, and CMU
9) A reduced size colored elevation must be submitted.
10)
Boulevard trees must be planted at spacings of no less than 50 feet along all public
right-of-ways. Boulevard trees must be deciduous and at least 2.0 caliper inches at
planting with a mature height of at least 20 feet.
11)
Shrub plantings along the perimeter of the parking lot must be planted at a density
great enough to provide for a continuous plant mass.
12)
Landscaping along the perimeter of the parking lot must include a greater variety of
plantings, in accordance with the Zoning Ordinance. An acceptable mixture would
include incorporation of deciduous trees every 50 feet and be at least 2.0 caliper
inches at planting with a mature height of at least 20 feet.
13)
Additional coniferous plantings must be incorporated south of the Pine Street
entrance to buffer headlight glare onto the adjacent residential property.
14) The Tree Inventory must be modified to reflect trees that will be preserved.
15) Any fencing or walls must be shown on the Site Plan.
16)
Revisions must be received by the Planning Department at least no later than ten
days (typically a Friday) prior to City Council Action.
Approval of the site plan to construct a 17,600 square foot office building is
recommended subject to the following conditions:
1) Adherence to the attached Site Plan, Landscape Plan, and Architectural Elevations.
2)
Approval of the rezoning of the property to O-1 - General Office, Preliminary Plat,
and Final Plat by the City Council.
3) Recording of the Final Plat for the subject property with Dakota County.
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Direct access to Minnesota Highway 55 is prohibited.
Parking needs shall be established assuming 50 percent of the building area
consists of retail or service uses, unless further delineation of uses is submitted, and
included on the Site Plan. Based upon a 17,600 square foot building, 74 parking
spaces are required.
The retail or service component of the building shall not exceed 50 percent without
first securing a special use permit and providing adequate parking.
All parking and drive aisle areas shall be constructed to City standards including
bituminous surfacing and concrete curb and gutter.
All landscaping and plantings shall be irrigated, with the exception of areas
designated for grading during construction of 2nd, conceptual building. Areas absent
of irrigation must be delineated on the Landscape Plan, and incorporate Iow
maintenance plantings approved by the City Forester.
An orange snow fence must be installed around all trees identified for preservation
on the Tree Inventory prior to commencement of any grading, and the fence shall be
maintained until final grade. The fence shall be installed out to the drip line of all
trees marked for preservation.
All disturbed areas on this property shall be stabilized with rooting vegetative cover
to eliminate erosion problems.
The disturbed areas of the site shall be maintained to the requirements of the City's
property maintenance ordinance.
Final approval of the development grading and utility plans by the City of Hastings.
The applicant shall be liable for any costs involved in consultant review of the plans.
Any rooftop equipment shall be screened by a parapet wall along all elevations
abutting a public road.
Removal of all existing buildings before construction of the proposed office building.
A photometric lighting plan must be submitted to showing foot candle illumination of
the property, illumination levels are limited to 0.5 foot candles at the property line as
required in the Zoning Code
Monument signs shall be architecturally consistent with the buildings on site and
incorporate similar materials into their construction.
Any wells on site must be properly abandoned and sealed before construction of the
office building can commence.
A fire hydrant must be included adjacent to the building to the satisfaction of the Fire
Marshall.
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Approval of the location of the sprinkler by the Fire Marshall.
Retaining walls are required for any slope exceeding 4:1. In areas affected by future
grading for the 2nd office building, greater slopes may only be approved at the
discretion of the Public Works Director. Areas must be stabilized and planted with
Iow maintenance vegetation, so as not to cause a maintenance issue.
Permission to discharge storm drainage onto the adjacent western parcel (school
district) must be obtained prior to utility construction.
Adherence to Minnesota Department of Transportation requirements.
Submission of an electronic copy of all plan sets (TIF, PDF, or similar format) prior to
issuance of certificate of occupancy.
Approval is subject to a one year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, the
approval is null and void.
Upon vote taken: Ayes: 6, Nays: 0. Motion carried. Upon receipt of outstanding information,
recommendation will be presented to the City Council at the March 3, 2003 regular meeting.
4. Elect Planning Commission Chair and Vice Chair
The Commission unanimously re-elected Steve Anderson as Chair, and Dan Greil as Vice
Chair.
Adjournment
With no further business, the meeting was adjourned at 8:43 pm.
Respectfully submitted,
John Hinzman
Recording Secretary